Truly self-directed Solo 401k plan also comes with checkbook control and need for a custodian is eliminated.

A licensed surveyor can probably give you an estimate of eliminating the flooding problem, or tell you if it is possible at all.  

Further, sheltering income via a retirement account does not eliminate the tax, it defers the tax until the income is recognized as a distribution from the retirement account (mandatory distributions begin at age 701/2.).  

Now if you build from the ground up or do a value add lease up with vacancy you can get a higher cap rate.The ones that are already stable in great area the owners will  not let go at a really high cap they will just keep the cash flow then eliminate their equity gain from buying 4 years ago.

In institutional real estate deals, financing contingencies almost immediately eliminate the bidder.

Other renovations included new roof, appliances, AC, flooring, lighting, paint, conversion of 100 amp glass fuse panel to 200 amp thermal CBs and the elimination of gas lines. 

Crazily the government here put out a document that said that they wanted to eliminate gas heat from new construction on the grounds that it is a fossil fuel.

Hey guys, wondering what the locals think will be the impact of this from, here is the article from IBJ:September 6, 2016Hayleigh ColomboCarmel-based for-profit college operator ITT Educational Services Inc. announced Tuesday morning that it will permanently “discontinue academic operations” at all ITT Technical Institutes campuses.The company has already eliminated the “vast majority” of its 8,000 employees and canceled the fall academic quarter, which had been scheduled to begin this month, according to a statement released Tuesday morning.ITT Educational operates more than 130 ITT Technical Institute campuses in 38 states.ITT Tech announced a week ago it would stop enrolling students, and an Indianapolis charter school run by the companyhas also shut down.The move follows years of scrutiny by the federal education department over its recruiting methods and students’ educational performance, and recent actions that made itineligible to accept new studentswho relied on student loans.In its statement Tuesday morning, ITT called the federal sanctions “inappropriate and unconstitutional.""

Tennessee is also phasing out the tax on the interest earned on stocks and bonds by the year 2022 (the "Hall income tax"), effectively eliminating the personal state income tax in Tennessee.  

With truly self-directed Solo 401k you don't need a custodian so all those fees are completely eliminated.